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IM Land is currently preparing an outline planning application for submission to Cheshire East Council. The emerging proposals propose to deliver up to 500 new homes, including affordable housing, land for a primary school, alongside the important and necessary infrastructure to create a vibrant, sustainable and welcoming community which will bring benefits to all.
Have your say
Feedback from the local community is important in shaping the proposed development and future planning application and helping us to understand what is important from the local communities’ perspective. Please familiarise yourself with our emerging proposals detailed within this website and share your views using the feedback from here.
In addition to this website, we are hosting a public consultation event where you will be able to view the proposals in more details and meet the team in person. You will be able to find us at:
Address: Crewe Alexandra in the Community Soccer Centre,
Crewe Road,CW2 5AF.
Email: imlandcrewe@fontcomms.com
Freephone: 0800 689 1095 (Mon – Fri, 9am – 5.30pm)
Date: Thursday 11th December 2025, 3pm – 7pm
Post: Write to Freepost HAVE YOUR SAY (no postal stamp required)
IM Land, the strategic residential land arm of IM Properties, is one of the UK’s leading land promoters, working across a range of sectors and rooted in the Midlands.
IM Land is invested in a healthier, more innovative and more responsible future and, as part of the wider IM Properties’ group, has established a framework, Sustainable Futures , which sets out its ambitions and targets associated with the three pillars of People, Place and Planet by 2030. IM Land’s approach to sustainability ensures that the homes and spaces it plans and builds today are fit for the future without comprising the next generation.
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Crewe is one of only two Principal Towns, along with Macclesfield within Cheshire East and is the largest area in terms of population size. The site is bound in part to the north and east by existing residential development, businesses and infrastructure associated with Crewe.
To the west beyond neighbouring agricultural fields lies Shavington Academy Secondary School and Leisure Centre and Rope Green Medical Centre, both of which are within walking distance of the site.
Crewe Alexandra in the Community Soccer Centre forms part of the southern boundary of the site. ‘The Soccer Centre’ is an important community asset which is home to a wide range of professional, intermediate, beginner and social football teams as well as providing sport based educational facilities.
The site is well connected to the local area. Crewe Railway Station is a major travel hub and is within a 12-minute cycle of the site. The station offers onward travel to a number of major UK destinations including London, Manchester and Glasgow. Road access to the wider area is supported by the A500, providing strong east-west connectivity to the wider road network.
Site Features:
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National Planning Policy Framework
The Government updated the National Planning Policy Framework in December 2024, setting out a more supportive policy framework towards new housing and other development. Alongside the updated NPPF, housing targets were increased. As a result, Cheshire East Council’s ‘Local Housing Need’ figure has risen from 1,800 to 2,479 homes per year.
Cheshire East Council
Like many Councils, following the Government’s changes in December 2024 to National Planning Policy Framework (NPPF) Cheshire East Council cannot demonstrate its minimum 5 years of housing land supply against its housing requirement and Cheshire East Council’s latest published position is 3.8 years. In accordance with the NPPF, this means that related policies from the Cheshire East Local Plan Strategy (and other documents) are considered to be out of date for the purposes of decision taking and a presumption in favour of sustainable development applies.
Cheshire East Council is currently at early stages of its Local Plan Review, consultation on an issues paper took place in 2024, and initial work on the evidence base is underway. The next phase of consultation and engagement will be informed by the government's new regulations, setting out how 'new style' local plans should be prepared. It is understood that these regulations will be published in early 2026. The new housing requirement for Cheshire East, referenced above, over a new local plan period to at least 2040 will equate to a need of a minimum of 36, 915 homes, over a 15-year period. Consequently, Cheshire East Council will need to identify many additional sites to meet this need.
Delivering growth in a sustainable location
The site at land south of Crewe is suitable for a well-designed extension to Crewe and the creation of a new sustainable community, capable of delivering homes, supporting infrastructure, and wider community benefits to the area.
IM land is preparing an outline planning application to promptly deliver much needed new homes and contribute towards the District’s five-year housing land supply in a location which is already sustainable.
Environmental Statement Screening Request
On 21 November, IM Land submitted an Environmental Impact Assessment (EIA) Screening Request to Cheshire East Council. The Screening Request is not a planning application, but a technical review to determine whether a future planning application will need to be supported by an Environmental Statement. To adopt a screening opinion the Council will consider the potential environmental impact of residential development on the site and surrounding area.
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The emerging proposals include:
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Access and Travel
The principal vehicular access into the site will be from Crewe Road, this is proposed to be formed of a new priority junction and supplemented by a range of active travel measures. As well as providing access to the new homes, the Gresty Lane entrance will also serve the new car park at Crewe Alexandra in the Community.
A secondary access is also proposed from Gresty Lane to the north, to serve a smaller number of homes to the north as well as providing additional emergency vehicle access to the north.
An extensive network of new pedestrian and cycle routes are also proposed within the site enhancing local connectivity and access to the green and open spaces within the site. This network includes the provision of a dedicated off-highway pedestrian and cycle route along the northern boundary of the site.
As part of the planning application, we will submit a Transport Assessment which will consider and address the impact of the development on the local highway network. This exercise will use the nationally recognised TRICS database and Census data to accurately forecast and distribute traffic on key local routes.
As part of the planning determination process, we will have discussions with officers at Cheshire East Council about any potential mitigation required in the local area and ways of encouraging the use of public transport and active travel to meet daily needs.
Drainage
In accordance with the Environmental Agency’s flood risk mapping, the majority of the site is considered low risk for flooding (Flood Zone 1) with small areas in higher risk (Flood Zones 2 and 3) located along a river at the western edge of the site associated with the Swill Brook. The emerging masterplan does not propose to build any homes or vulnerable land uses within these higher-risk zones and the western boundary of the site forms part of the expansive open space network.
As part of the planning application we will submit a Flood Risk Assessment and Drainage Strategy which will be prepared in accordance with and follow national and local guidelines for sustainable drainage. This in part will detail how the masterplan responds to areas of flood risk, existing surface water flows across the site and identify how the new development would manage surface water post development. It is likely that the outline drainage strategy will utilise a mix of new attenuation basins, permeable paving, swales, and rain gardens to manage and treat rainwater before it leaves the site.
Existing ponds will be retained and where suitable, incorporated into the drainage strategy.
Environment and Sustainability
We have undertaken a wide range of surveys and assessments of the existing site and the planning application will be supported by a full ecological assessment and arboriculture (trees) assessment. These reports will detail how the proposals will achieve a minimum 10% net gain in biodiversity across the site.
The masterplan has been directly informed by the existing ecological and environmental baseline, with existing trees and hedgerows being prioritised for retention and mitigation provided wherever it is not possible to do so, such as around the new accesses into the site.
These measures will be supplemented by new tree, grassland and wildflower planting along the site boundaries and in the open spaces, supporting new and existing wildlife and habitats in the area as part of the extensive areas of publicly accessible open space throughout the site.
All homes on the site will be designed and built to meet regulations, such as the Future Homes Standard 2025, ensuring they are future-proofed for the low-carbon transition. They will feature high-performance insulation to minimise heat loss and maximise comfort, and heating and hot water will be provided by efficient low-carbon systems. Together, these measures will significantly reduce household energy use, cut carbon emissions and lower energy bills for residents.
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Like many Councils, following the Government’s changes in December 2024 to national planning policy (NPPF), Cheshire East Council cannot demonstrate its minimum five years of housing land supply against its housing requirement. This annual requirement increased from 1,800 to 2,479 with the Council’s own estimate of its land supply position being 3.8 years. This means that related policies from the Cheshire East Local Plan Strategy (and other documents) are out of date and a presumption in favour of Sustainable Development exists.
Cheshire East Council is required to bring forward sites for housing to meet its needs, which is calculated based on housing demand and population statistics by the Ministry for Housing, Communities and Local Government. Currently, Cheshire East Council must meet an annual target of 2,461 new homes per year.
While the detailed design of the homes will be determined at a later stage, it is currently envisaged that the development will include a mix of 1-bedroom to 5-bedroom homes. Most properties will be 2 to 2.5 storeys in height, with some 3-storey homes located towards the centre of the site. Smaller homes will be positioned around the periphery to reduce the impact on the surrounding landscape.
Design and Access Statement will accompany the planning application, setting out the overall design principles and how the proposals respond to the local context. Future reserved matters applications will be developed in consultation with Cheshire East Council and will focus on materials, detailing, and character, following the framework established by the outline planning application
Affordable housing is proposed to align with Cheshire East Council’s existing local policy requirements for affordable housing. This means that 30% of all housing will be affordable. Whilst the detailed layout of the site will be a matter for future planning approval through Reserved Matters applications, the affordable housing will be evenly distributed throughout the site to assist in the creation of vibrant, inclusive, and cohesive communities.
The detailed layout of the site and form and composition of individual houses will be a matter for future planning approval through Reserved Matters applications. However, it is envisaged that the proposed homes will include a mix of sizes from one-bedroom to five-bedroom homes.
The proposals include land for a new primary school and nursery. During the planning determination process, the project team will work with local infrastructure providers, including utilities, highways, and public services. If requested, the project team will work with providers to determine necessary mitigation to cover the increase in demand which can be secured through financial contributions towards existing infrastructure in the local area if that is deemed to be the most appropriate way by the local authorities of accommodating the proposed development.
A Transport Assessment will be submitted as part of the planning application. This will outline the proposed access arrangements for the site and evaluate the potential impact of the development on the local highway network. The assessment will use nationally recognised tools, including the TRICS database and Census data, to accurately forecast and distribute traffic on key local routes.
As part of the planning process, IM Land will work closely with Cheshire East Council officers to identify any necessary mitigation measures and explore opportunities to encourage public transport use and active travel, such as walking and cycling, to support sustainable travel choices.
The principal vehicle access into the site will be from Gresty Lane to the east, this is proposed to be formed of a new priority junction and supplemented by a range of active travel measures. As well as providing access to the new homes, the Gresty Lane access will also provide access to the new car park serving Crewe Alexander in the Community.
A secondary access is currently proposed from Gresty Lane to the north.
An extensive network of new pedestrian and cycle routes are also proposed within the site enhancing local connectivity and access to the green and open spaces within the site.
The site is located in Flood Zone 1, as defined by the Environment Agency, meaning that it is within an area with the lowest probability of flooding at less than 0.1% each year.
As part of the planning application, a Flood Risk Assessment and Drainage Strategy will be submitted. These will follow national and local sustainable drainage (SuDS) guidelines and will outline how the development responds to existing flood risks and manages surface water both during and after construction.
It is anticipated that the drainage strategy will include features such as attenuation basins, permeable paving, swales, and rain gardens to slow, manage, and naturally treat rainwater before it leaves the site. Existing ponds will be retained and, where appropriate, integrated into the overall drainage design.
As part of the planning determination process, a Construction Management Plan will be agreed with Cheshire East Council to minimise disruption, manage vehicle movements, and control noise and dust. We would anticipate this forming a condition within the planning permission, should it be granted, and agreed with the Council prior to work commencing on site.
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Disclaimer: Providing your contact details allows Font Communications Ltd, on behalf of IM Land, to assess the reach of the consultation and log responses. Should you select to be kept informed, your contact details will allow Font to keep you updated on plans for this project only. Copies of the feedback received may be made available, in due course, to Cheshire East Council. We will, however, request that your personal details are not placed on the public record. Your personal details will be held securely by Font Communications Ltd in accordance with the Data Protection Act 2018 and will not be passed to any additional third parties. If you wish to withdraw consent to the processing of your personal data you may do so by emailing: imlandcrewe@fontcomms.com.
0800 689 1095 (9am – 5.30pm, Monday – Friday)
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